fffiffiflfifl ˘ flfifl fifi Board/7… · schools (with early years provision), employment land, a...

Indicative Sketch

Six Hills Garden Village Leicestershire

01

“The site at Six Hills is, in effect, a blank canvas which presents a tremendous opportunity on which to create an attractive and sustainable Garden Village - a self contained new community set within landscaped public space and streets.

Six Hills Garden Village would deliver a range of high quality, well designed new homes and a variety of

uses for modern sustainable living, such as new early years, primary and secondary education, local retail for day to day shopping, opportunities for local start up businesses and homeworking, greenspace for play, sport and recreation, access to new public bus routes and a network of pedestrian-friendly landscaped streets and car-free cycling and walking routes.”

WELCOME

NOTTINGHAM

LEICESTER

Melton Mowbray

Edwalton

Long Eaton

East Leake

Ruddington

Wymeswold

Keyworth

Asfordby

Old Dalby

Burton on the Wolds

Barrow upon Soar

Shepshed

Syston

Sileby

M1

A46

B676

A60

A6

A52

A606

A6006

A607

Loughborough

East Midlands Airport

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

ExistingSettlement

M1East Midlands Airport B Roads

A RoadsPark and Ride Bus Interchange at Birstall Rail Line


02

Gladman Developments Ltd has successfully invested in communities throughout the UK for

over 30 years, developing high quality and sustainable residential, commercial and employment

schemes.

A process of public consultation is being undertaken in order to present the emerging development

proposal for a new Garden Village at Six Hills, Leicestershire, to the local communities.

This scheme directly responds to the Government’s drive to see new Garden Towns and Villages

created across the country.

Six Hills Garden Village will comprise up to 3,000 new homes, land for a secondary and primary

schools (with early years provision), employment land, a Neighbourhood Centre offering retail,

leisure and community facilities, and a green infrastructure of retained and new habitats, parks,

sports and open space.

The purpose of this consultation process is to outline the details of the emerging scheme. We

welcome any comments that you may have on our proposals at this stage, as this will be used to

help shape our final proposals.

The ApplicationOver the past few months, Gladman Developments Ltd have been

undertaking pre-application discussions with Melton Borough Council

and various stakeholders to prepare an outline planning application. It is

expected that the application will be submitted in the Autumn of 2017.

Why is the site suitable for development?Every Council is required by the Government to boost significantly the supply

of housing and to make planning decisions in the light of a presumption

in favour of sustainable development. Six Hills Garden Village (which lies

within Melton Borough) can complement the future sustainable growth

of Melton Mowbray, whilst also assisting neighbouring authorities, such as

Leicester City, to meet their housing requirements.

The site is free from any substantive environmental constraints, and due

to its location and the interaction of existing vegetation and topography,

is not overlooked by any significant residential communities. The site is

strategically well located on the existing transport network of the A46 and

A6006, providing convenient access to Melton Mowbray, Loughborough,

Leicester and Nottingham.

The scale of the site is such that Six Hills Garden Village can deliver a

significant level of new housing, together with the provision of on-site uses

for sustainable living such as schools, local shops, good access to new public

bus routes, space for play and recreation and healthy active living.

INTRODUCTION

A46

Six HillsGolf Course

Six Hills Farm

Old Dalby Grange

Willoughby Lodge

Kingston Brook

Shoby Poultry

Six Hills Lodge Farm

Existing Lakes

Race Hub

B676-A46 Interchange

A46-A6006 Dalby Intersection

B676 (Six Hills Lane)

To Ragdale

To Seagrave

To Burton on the Wolds

To L

eice

ster

To Wymeswold

To Nottingham

To O

ld Dalb

y

To Melton Mowbray

Dry Pot Lodge

Foot

path

H1

Footpath G93

Foot

path

H1

Footpath H1

Shoby Crossroads

Foyle Food Group

Carpenter’s Arms Christian Rehabilitation

Centre

B676

A6006 (Paddy’s Lane)

Aerial imagery © 2017 Bluesky, DigitalGlobe, Getmapping plc, Infoterra Ltd and Bluesky. Map data © 2017 Google

SITE DESCRIPTION


03

The site is located within an area that is commonly referred to as Six Hills or Dalby Wolds. In very broad terms it forms a triangular parcel of land that is bound on three sides

by the transport routes of the dualled A46 (Fosse Way) to the west, the A6006 (Paddy’s Lane) to the north and the B676 (Six Hills Lane) to the south.

The site lies approximately 9 miles west of Melton Mowbray and 10 miles east of

Loughborough. Nottingham and Leicester are around 15 miles to the north and south

respectively. The village of Ragdale lies to the south (approx. 1 mile), Old Dalby to the

east (1.5 miles) and Willoughby-on-the-Wolds to the north (2 miles).

The site’s existing land uses comprise a public Golf Course (Six Hills Golf Course,

Driving Range and clubhouses), the Race Hub (a swimming, cycling and training

facility), and Six Hills Farm, which includes a number of employment units.

The remainder of the site is used for agricultural uses with the regular field pattern

defined by hedgerows and small blocks of woodland. The site includes two lakes, a

number of field ponds, and a tributary of Kingston Brook.

Two Public Footpaths cross the site. One runs through the Golf Course between Six

Hills Lane and Old Dalby, whilst a Footpath heads through the very south eastern

corner of the site connecting Old Dalby with Ragdale.

Around the B676-A46 Six Hills interchange is Six Hills Petrol Station, the Carpenter’s

Arms Christian Rehabilitation Centre (formerly the Six Hills Hotel) the AA National

Training Centre, and Foyle Food Group (a meat processing factory). To the north, near

the A46-A6006 Dalby intersection, is Shoby Poultry.

The site’s landform ranges from 120-135 metres above ordnance datum, with parts of

the site very gently falling towards a tributary of the Kingston Brook. Much of the site

is relatively level forming part of a plateau of comparatively higher land within the

Wolds landscape above the Wreake Valley.

Six HillsGolf Course

Tributary of

Kingston Brook

A46

Golf Course Club House

Six Hills Farm

Old Dalby Grange

Willoughby Lodge

Shoby Poultry




To Ragdale

B676Foyle Food Group


Dry Pot Lodge

Shoby Crossroads


Carpenter’s Arms Christian

Rehabilitation Centre


CONSTRAINTS & OPPORTUNITIES

Kingston Brook

Site Location

Existing Hedgerow, Trees and Vegetation

Existing Woodland Blocks

Existing Lakes, Ponds and Watercourses

Contours

Existing Public Footpaths

Twenty Acre Piece - Site of Special Scientific Interest (SSSI)

Potential Access Points

Golf Course

Race Hub


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ENVIRONMENTAL FACTORS


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LandscapeA Landscape & Visual Impact Assessment is being prepared as part of the planning

application. To minimise impacts on landscape character, those features of particular

value within the site such as the existing lakes, mature trees, footpaths and the hedgerow

network would be conserved and enhanced by the provision of a green infrastructure

framework of new habitats such as new planting and accessible greenspace.

From a visual perspective, the site is strategically and spatially well located between

established settlements, and does not impinge on the settings of any existing villages.

Views of the proposed development would be restricted to localised views from the

surrounding roads (A46, A6006 and B676), the two Footpaths and a few individual

properties, such as Dry Pot Lodge and Six Hills Lodge Farm. The site’s existing landscape

features provide a good level of natural containment and this would be strengthened

by new planting.

Ecology Comprehensive surveys for protected species are being undertaken as part of an

Ecological Assessment. Appropriate mitigation strategies will be implemented to

safeguard features of ecological value, whilst new habitats will be provided to deliver

biodiversity enhancements.

The proposals include the creation of new ponds and areas of natural greenspace - as

part of a mitigation strategy for Great Crested Newts (GCN), that have been recorded

within the site - and the retention and strengthening of the site’s hedges and mature

trees to deliver connected wildlife corridors around the development.

HeritageThere are no heritage assets such as Scheduled Monuments, Listed Buildings and

Conservation Areas within the site or within the vicinity of it.

A Heritage and Archaeological Assessment is being produced. This would consider

the potential for any archaeological remains within the site and an assessment of the

wider historic landscape to include the features of the Fosse Way Roman Road (the

A46) and the Saltway Roman Road (B676 Six Hills Lane).

Transport & MovementA Transport Assessment (TA) is being produced with liaison with Leicestershire County

Council (LCC). This will assess the existing and future levels of traffic on the local

and wider transport network, in addition to the impact of the proposed development.

Appropriate mitigation measures will be developed to minimise impacts.

To access the proposed development, two new roundabouts would be constructed on

the B676 Six Hills Lane and a new T-junction on the A6006. These would be connected

by a new ‘Primary Street’ within the development that will be designed as a new public

bus corridor. This will enable new residents to access facilities within the site and, at the

same time, allow the potential for wider bus trips to Melton Mowbray, Loughborough

and Leicester.

The existing Shoby crossroads at the A6006- B676 interchange would be replaced by

a new roundabout that would provide improved movement at that junction.

The site’s existing Public Footpaths would be retained and these would be supplemented

by a series of ‘Greenways’ (multi-purpose recreational routes) that would deliver car

free pedestrian and cycle linkages to key destinations within the scheme such as the

proposed Neighbourhood Centre and Secondary School.

Water & DrainageA Flood Risk Assessment (FRA) will accompany the application. The site is located

within Flood Zone 1, which is an area of low probability of flooding.

To attenuate surface water runoff from the built development a sustainable urban

drainage strategy (SuDS) will be implemented. This will include the creation of a series

of drainage features/basins that will have the ability to store and convey surface water

back at the existing ‘green field run-off rates’. The tributary of the Kingston Brook and

the existing lakes will be protected and located within areas of greenspace.

Noise A Noise Assessment is being produced to consider the potential effects of noise from

the A46 upon the new development. Suitable mitigation strategies would be adopted,

to ensure that noise levels are within acceptable standards.

DESIGN VISION & PROPOSAL


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Existing features of value such as the lakes, hedgerows, mature trees and the footpaths

form the basis for the green infrastructure framework, that can encompass and subdivide

the site into a series of discrete but well connected residential neighbourhoods. The

two lakes, that would be located within a new Six Hills Park, provide an excellent focal

point for the Garden Village where key components for a self-sustaining community

can be brought together.

A variety of new homes, that can designed to reflect the best examples of local character

and vernacular, will be located within a framework of legible and well-connected

streets, whilst dedicated ‘Greenways’ will encourage walking and cycling and provide

safe access to the Neighbourhood Centre and Six Hills Park- the focal point for village

life -as well as the new schools, the Innovation Centre and the Primary Street public

bus routes.

The emerging development proposal includes the following:

• The removal of the Golf Course, driving range and its associated buildings

together with buildings at Six Hills Farm.

• The delivery of up to 3,000 well-designed new homes for modern living to

include ‘starter’ and family homes, extra care retirement living and affordable

housing.

• Land for two new Primary Schools (or one larger Primary School) that also

caters for pre-school provision.

• A new Secondary School, that potentially could be used by the local

community out of school hours for social and recreational pursuits.

• A mixed-use Neighbourhood Centre that provides a range of compatible

uses, such as retail, employment (offices), health care, community and leisure

facilites.

• An Innovation Campus that provides space for new offices and workshops for

local residents to encourage ‘start up’ new business, home working, and social

and community groups.

• An Employment Zone that provides for light industrial and distribution uses

(B2 and B8 uses)

• An extensive Green Infrastructure (GI) of retained and new landscape

habitats, to include the new Six Hills Park, sports provision, allotments,

children’s play areas, and ‘Greenways’ (multi-purpose recreational routes).

• New access junctions into the site from the A6006 and the B676.

• The development’s ‘Primary Street’ will incorporate a new public bus route to

provide links around the Garden Village for residents, as well as connections

to Melton Mowbray and Loughborough. A shuttle bus service will also operate

between the village and the Park and Ride facilities at Birstall, allowing a

quick link to the centre of Leicester.

Six Hills Farm

Old Dalby Grange

Willoughby Lodge

Shoby Poultry


NC

Six Hills Park



To Ragdale

B676Foyle Food Group


Dry Pot Lodge

Shoby Crossroads


A46

Carpenter’s Arms Christian

Rehabilitation Centre


DESIGN VISION & PROPOSAL

Kingston Brook

Site Location: 152.72Ha

Proposed Residential Development(Up to 3,000 dwellings)

Proposed Employment Area: 6.60Ha

Proposed Innovation Campus: 1.25Ha(Space for new offices and workshops for local residents and new start up businesses)

Proposed Neighbourhood Centre: 1.00Ha

Proposed Primary Schools: 3.20Ha

Proposed Secondary School: 6.00Ha

Proposed Access Points

Proposed Employment Access

Proposed Primary Street

Existing Hedgerows, Trees and Vegetation to be Retained

Proposed Drainage Features

Existing Public Footpaths

Proposed Greenways(Multi-purpose recreational routes)

Improved Shoby Crossroads Junction

Proposed Equipped Areas of Play

Proposed Allotments

Existing Lakes, Ponds and Watercourses

Proposed Greenspace and New Planting

Proposed Sports Provision with parking and changing provisions

NC


07

VISUALISATION

Existing Lake

Race Hub

Retained Public Footpath Proposed Primary School

B676 Six Hills Lane

Proposed New Access

Indicative Sketch

Proposed Neighbourhood Centre Proposed New Housing

‘Greenway’ (Multi-purpose Recreational Route)


08

THANK YOU


09

Have Your SayThank you for taking the time to view this information. A comments form is available

for you to provide any feedback you may have. Your comments and suggestions will

be taken into account when formulating the final planning application submission. All

comments and feedback will be provided to the Local Planning Authority as part of

the planning application.

Comments can also be sent via the website:

www.sixhillsgardenvillage.co.uk

Or you can respond by email:

[email protected]

(using “Six Hills” as the subject line)

Or by post:

Your Views Six Hills

Gladman Developments Ltd.

Gladman House

Alexandria Way

Congleton

CW12 1LB

Gladman consider all correspondence received and our response to the issues raised

will be set out in a Statement of Community Involvement (SCI).

As part of the planning application, Gladman will submit a complete copy of all

correspondence received (including any details such as your name, address and email

where you have provided them) to the Local Planning Authority. This ensures all your

comments are available to the Council during their consideration of the application

and shows who we have consulted. As the SCI forms part of the formal application

documents, the Council may publish it online, subject to their own Data Protection

policies.

Should the application be the subject of an appeal, the same information will be

forwarded to the Planning Inspectorate.

If further consultation is carried out as part of the planning process, Gladman may use

your details to make you aware of this and to ask for your views, but will not use this

information for any other purpose.

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